We are intending to purchase a 2 bedroom apartment in Bradford with a mortgage. We have a Bradford conveyancer, however the lender advise she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Bradford lawyer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bradford conveyancing lawyer to apply to be on the conveyancing panel.
I purchased a freehold residence in Bradford but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Bradford and has limited impact for conveyancing in Bradford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
I used Arc property Solicitors several years past for my conveyancing in Bradford. Now, I need the files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bradford of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Bradford differ for newly converted properties?
Most buyers of new build residence in Bradford come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Bradford typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bradford or who has acted in the same development.
Taking into account that I am about to part with £400,000 on a house in Bradford I wish to have a conversation with the solicitor regarding thetransaction in advance of appointing the firm. Is this something that you can arrange?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Bradford.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Bradford should be the figure that you end up paying.
I've found a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Bradford. Conveyancing solicitors have not yet been appointed. Will they explain the issues?
Most houses in Bradford are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Bradford so you should seriously consider shopping around for a Bradford conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your lawyer should report to you on the legal implications.